65 Asbury St · Trenton, NJ 08611

$175,000

2 bd · 1.0 ba · 1,051 sqft · SingleFamily public records · 134 Days on market

Built 1900 1,224 sqft lot Est $202k · 13% under

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Why this score? — see what drove the C+ grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +25.7/30.0
• ARV discount +13.5/15.0
• DSCR +8.6/10.0
• 1% rule +6.4/10.0
• Livability +3.8/5.0
• Rent growth +3.7/5.0
• Condition / age +2.5/5.0
• Schools +0.7/10.0
• Appreciation +0.0/10.0

Listing remarks MLS

2 Bedroom brick row home on quiet street in close proximity to major highways and public transportation. 1st floor is comprised of living Room, dining room and eat-in kitchen. 2nd floor has two spacious Bedrooms, a sitting room that could be used as a 3rd bedroom and a full bathroom. This home also offers a newer furnace and water heater. Located near a public pool and Steamboat play ground, perfect for any investor or first time buyer. Property is being sold strictly "AS IS"

Key facts

• New heater
• Flexible bonus room
• New roof

Tags

• NEW ROOF
• NEW WINDOWS
• NEW HEATER
• REPLACED SEWER LINE
• HARDWOOD FLOORS
• FLEXIBLE BONUS ROOM

Property features AI

Finance

• Financial info: Fee simple ownership

Exterior

• Parking: On-street parking
• Utilities: Public water; Public sewer; Natural gas available; Natural gas heating fuel; 60+ gallon hot water tank
• Home design: Interior townhouse/rowhouse; Year built estimated
• Construction: Brick construction; Brick/mortar foundation; Shingle roof; Above-grade and below-grade structures
• Exterior features: Lot dimensions approximately 12.26 x 100.00; Not in a federal flood zone; Pets allowed (cats and dogs)

Interior

• Bedrooms: 2 bedrooms on the main level
• Flooring: Luxury vinyl plank
• Bathrooms: 1 full bathroom on the main level; 1 full bathroom total
• Heating & cooling: Forced air heating; Natural gas cooling fuel
• Interior features: Luxury vinyl plank flooring; Full basement

What this means for you Summary

Snapshot

• This is a 2-bed/1.0-bath single-family listed at $175k.

Deal economics

• At list price, monthly cash flow is $354 ($4k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• Meets the 1% rule at list price ($2k rent vs $175k).
• Recommended offer: $154k (12.0% below list) — sets the bar for market timing.
• Cap rate 9.2% vs local median 6.3% in Trenton — top-decile yield for the area; either an underpriced asset or a hidden risk that comps aren't pricing in. Stress-test before assuming the spread holds.

Location & tenants

• Location reads 76/100 on livability (#133 in NJ, #3,533 nationally) — a middle-class / working-renter tenant base. Strengths: amenities A+, commute A+, health & safety A+; Watch: schools F, crime F, employment F.
• Trenton Public School District (urban): math 2% / reading 16% proficiency, ranked #471 of 472 in NJ (top 100%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 80% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: Rents rising fast (+4.7%/yr); 84 active listings in the ZIP; 36 comparable units currently listed for rent nearby; rentals at typical pace (median 21d on market — plan ~3-4 weeks tenant-placement turnaround); 2,256 units permitted in Mercer County in 2024 (1,303 in 5+ unit buildings).
• This rent runs 42% of the median local income ($57k/yr) — at the standard rent-burdened threshold; future hikes will face affordability resistance.

Forward outlook

• Local home prices are declining (-3.0%/yr); year-one equity from $1k of loan paydown is wiped out by about $5k of value loss. Plan a longer hold.
• Mercer County population projected at +4% by 2050 — modest demand growth; plan on rents tracking national, not racing it.
• At projected returns (-3.0% appreciation + 4.7% rent growth), your $49k cash investment doubles in ~10 years — after that, you're playing with house money.

Negotiation context

• It's been on market 134 days — a 12% lower offer ($154k) is reasonable based on typical stale-listing flexibility.
• 3 sale attempts since 3y ago with the ask held roughly flat each time — persistent listings suggest the price (not the market) is what's stuck; bring a comps-based counter.
• Current owner paid $80k; list at $175k implies a 119% gain — meaningful room to come down on a strong offer.

Risks & watch-outs

• Watch-outs: flood insurance adds $66/mo; built in 1900 — expect roof / HVAC / electrical / plumbing capex.
• Climate carrying-cost: severe flood risk; major wind risk, 27% chance of damaging wind over 30y; extreme-heat days projected 7→15/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $154,000 (12.0% below list)

Questions for the listing agent

1. It's been on market 134 days. Have you received any prior offers? Is the seller open to a 12% concession, seller financing, or rate buy-down credit?
2. Built in 1900 — when were the roof, HVAC, electrical panel, plumbing, and water heater last replaced?
3. What's the actual annual flood-insurance premium (NFIP or private), and is the property in a SFHA with mandatory coverage?
4. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
5. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
6. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
7. Crime grade is F in this area — have there been break-ins, vandalism, or insurance claims at this property in the last 3 years? What carrier currently insures it and at what premium?
8. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
9. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
10. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 1.14% ✓
• Cap rate: 9.18%
• Cash-on-cash: 10.30%
• DSCR: 1.46
• GRM: 7.3

CMA / ARV

• ARV (on-the-fly): $201,792
• Comps found: 4

Show comp detail 4 sales within ~0.75 mi

Address	Dist	Beds/Ba	Sqft	Sold	Price	$/sf	Match
82 Central Ave	0.60mi	2/1.0	1,126 (+7%)	1mo	$190,000	$169	59
73 Central Ave	0.60mi	2/1.5	1,175 (+12%)	11mo	$328,000	$279	42
22 Watson St	0.59mi	2/1.0	940 (-11%)	20mo	$167,000	$178	38
554 Centre St	0.43mi	3/1.0 (+1)	1,169 (+11%)	23mo	$225,000	$192	37

Match score weights: distance 35% · size 25% · config 20% · recency 20%. Top-matched comps best support the ARV.

Projected returns pro-forma

-3.0% appreciation · 4.71% rent growth · sell at horizon

5-year hold

• IRR: -1.2%
• Equity multiple: 0.95×
• Total profit: $-2,282
• Equity at exit: $26,093

10-year hold

• IRR: 10.2%
• Equity multiple: 1.86×
• Total profit: $41,990
• Equity at exit: $15,131

Cash invested: $49,000 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 21 Tenant-Leaning
• State New Jersey: 21 Tenant-Leaning · D+6
• County: — inherits STATE
• City: — inherits STATE

Anti-eviction Act requires just-cause statewide; rent control in 100+ municipalities; one of the most tenant-friendly states.

Methodology + full state rankings →

ZIP-level market 08611

• Rents YoY: 4.7%
• Active inventory: 84
• Price-to-rent: 7.3×

Monthly cashflow live

• Estimated rent: $1,988 high
• Mortgage (P&I): −$918
• Tax from tax record: −$160 /mo · $1,914/yr
• Insurance: −$73
• Flood insurance flood zone: −$66 /mo · $798/yr
• HOA: −$0
• Vacancy / Maint / Mgmt: −$418
• Net cashflow: $354

Break-even live

Break-even rent $1,540

Max offer price $175,000

Occupancy floor 77%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $43,750
• Closing costs: $5,250
• Reserves months: —
• Total cash needed: —

Rent comps 36 comps

Address	Beds	Baths	Sqft	Rent	$/sqft	DOM	Units	Dist
547 Centre St Trenton, NJ	3.0	1.0	1060	$1,850	$1.75	21d	1	0.40mi
71 Clark St Trenton, NJ	1.0–2.0	1.0–2.0	975	$2,350	$2.41	13d	4	0.46mi
203 Genesee St Unit 2 Trenton, NJ	2.0	1.0	1452	$1,700	$1.17	21d	1	0.57mi
117 Park Ave Morrisville, PA	3.0	2.0	1396	$3,200	$2.29	12d	1	0.63mi
225 Home Ave Trenton, NJ	2.0	1.0	800	$1,750	$2.19	21d	1	0.74mi
216 E State St Trenton, NJ	1.0–2.0	1.0	811	$1,895	$2.34	13d	2	0.81mi
313 Home Ave Trenton, NJ	3.0	1.0	1112	$2,100	$1.89	13d	1	0.82mi
244 Jersey St Trenton, NJ	3.0	1.5	1368	$2,300	$1.68	13d	1	0.82mi
202 E Hanover St Unit 5G Trenton, NJ	2.0	1.0	750	$1,200	$1.60	21d	1	0.86mi
27 E Palmer St Unit 5 Morrisville, PA	2.0	1.0	750	$1,750	$2.33	13d	1	0.87mi
27 E Palmer St Unit 6 Morrisville, PA	2.0	1.0	1100	$2,100	$1.91	13d	1	0.87mi
130 Harper Ave Morrisville, PA	3.0	2.5	1276	$3,500	$2.74	12d	1	0.88mi
176 Division St Apt 106 Trenton, NJ	2.0	1.0	975	$1,700	$1.74	21d	1	0.95mi
125 Olive St Trenton, NJ	2.0–3.0	1.0–1.5	896	$1,220	$1.36	21d	1	0.97mi
720 Monmouth St Unit 111 Trenton, NJ	1.0	1.0	1102	$1,500	$1.36	21d	1	1.01mi
720 Monmouth St Unit 103 Trenton, NJ	1.0	1.0	832	$1,450	$1.74	21d	1	1.01mi
720 Monmouth St Unit 204 Trenton, NJ	2.0	1.0	1011	$1,750	$1.73	21d	1	1.02mi
34 E Hendrickson Ave Morrisville, PA	3.0	1.0	1360	$2,650	$1.95	43d	1	1.03mi
435 Tyler St Unit 115 Trenton, NJ	1.0	1.0	860	$1,600	$1.86	21d	1	1.05mi
705 Anderson St Trenton, NJ	3.0	1.0	1132	$1,800	$1.59	13d	1	1.05mi
400 W Bridge St Unit A Morrisville, PA	1.0	1.0	1085	$1,495	$1.38	13d	1	1.06mi
105 Walnut Ave Unit 1 Trenton, NJ	2.0	1.0	1200	$2,000	$1.67	21d	1	1.07mi
233 Virginia Ave Trenton, NJ	3.0	1.0	1302	$2,500	$1.92	12d	1	1.12mi
27 Passaic St Trenton, NJ	2.0	1.0	900	$1,700	$1.89	21d	1	1.13mi
12 Belvidere St Trenton, NJ	1.0	1.0	1068	$1,600	$1.50	21d	1	1.15mi
8 Belvidere St Trenton, NJ	2.0	1.0	1260	$1,900	$1.51	21d	1	1.16mi
837 Genesee St Trenton, NJ	2.0	1.0	850	$1,700	$2.00	21d	1	1.17mi
121 Columbus Ave Trenton, NJ	3.0	1.0	1050	$1,900	$1.81	21d	1	1.29mi
1049 Genesee St Trenton, NJ	3.0	1.0	1270	$2,300	$1.81	21d	1	1.32mi
186 Passaic St Trenton, NJ	3.0	2.0	1064	$2,400	$2.26	4d	1	1.34mi
1132 Genesee St Unit 1132 Trenton, NJ	3.0	1.0	1198	$2,500	$2.09	21d	1	1.39mi
311 Spring St Trenton, NJ	3.0	1.0	1200	$2,200	$1.83	13d	1	1.39mi
339 Tioga St #339 Trenton, NJ	2.0	1.0	864	$1,850	$2.14	21d	1	1.42mi
1078 Lalor St Unit 1 Trenton, NJ	2.0	1.0	1488	$1,895	$1.27	21d	1	1.46mi
1078 Lalor St Unit 2 Trenton, NJ	2.0	1.0	1488	$1,785	$1.20	21d	1	1.46mi
417 Walnut Ave Trenton, NJ	3.0	1.0	992	$2,050	$2.07	21d	1	1.49mi

Listing history 23 events

1. 2026-06-18
   days on market $175,000 Active 134 DOM
2. 2026-06-17
   days on market $175,000 Active 133 DOM
3. 2026-06-16
   days on market $175,000 Active 132 DOM
4. 2026-06-15
   days on market $175,000 Active 131 DOM
5. 2026-06-14
   days on market $175,000 Active 129 DOM
6. 2026-06-10
   days on market $175,000 Active 126 DOM
7. 2026-06-09
   days on market $175,000 Active 125 DOM
8. 2026-06-08
   days on market $175,000 Active 124 DOM
9. 2026-06-07
   days on market $175,000 Active 123 DOM
10. 2026-06-03
    days on market $175,000 Active 119 DOM
11. 2026-06-02
    days on market $175,000 Active 118 DOM
12. 2026-06-01
    days on market $175,000 Active 117 DOM
13. 2026-05-31
    days on market $175,000 Active 116 DOM
14. 2026-05-30
    days on market $175,000 Active 115 DOM
15. 2026-02-04
    listed $175,000 Active
16. 2025-12-31
    historical
17. 2025-10-02
    price $199,900
18. 2025-08-26
    listed $175,000 Active
19. 2024-05-23
    soldstatus $80,000
20. 2024-04-23
    soldstatus $80,000 Closed 490-char remark

    Show marketing remark (490 chars)

    2 Bedroom brick row home on quiet street in close proximity to major highways and public transportation. 1st floor is comprised of living Room, dining room and eat-in kitchen. 2nd floor has two spacious Bedrooms, a sitting room that could be used as a 3rd bedroom and a full bathroom. This home also offers a newer furnace and water heater. Located near a public pool and Steamboat play ground, perfect for any investor or first time buyer. Property is being sold strictly "AS IS"

21. 2024-01-17
    status Pending 490-char remark

    Show marketing remark (490 chars)

    2 Bedroom brick row home on quiet street in close proximity to major highways and public transportation. 1st floor is comprised of living Room, dining room and eat-in kitchen. 2nd floor has two spacious Bedrooms, a sitting room that could be used as a 3rd bedroom and a full bathroom. This home also offers a newer furnace and water heater. Located near a public pool and Steamboat play ground, perfect for any investor or first time buyer. Property is being sold strictly "AS IS"

22. 2023-11-22
    listed $64,900 Active 490-char remark

    Show marketing remark (490 chars)

    2 Bedroom brick row home on quiet street in close proximity to major highways and public transportation. 1st floor is comprised of living Room, dining room and eat-in kitchen. 2nd floor has two spacious Bedrooms, a sitting room that could be used as a 3rd bedroom and a full bathroom. This home also offers a newer furnace and water heater. Located near a public pool and Steamboat play ground, perfect for any investor or first time buyer. Property is being sold strictly "AS IS"

23. 1995-11-20
    soldstatus $12,000

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast NJ · Partial reset (capped growth)

• Current annual tax: $1,914 · $160/mo
• Projected year-2 tax: $3,136 · $261/mo
• Expected delta: +$1,222/yr (+$102/mo · 63.8%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 9/10 Extreme FEMA zone X (shaded) · 99% chance over 30 yrs
• 🔥 Wildfire 1/10 Low
• 🌡 Heat 6/10 Major 7 d/yr ≥102°F today · 15 d/yr by 30 yrs out
• 💨 Wind 6/10 Major 27% chance of damaging wind over 30 yrs
• 🫁 Air quality 5/10 Major 6 unhealthy d/yr today · 8 by 30 yrs out

Taxation est. · year 1

• Rental income: $23,861
• − Mortgage interest: −$9,803
• − Property taxes: −$1,914
• − Insurance: −$1,672
• − Repairs & maintenance: −$1,909
• − Management: −$1,909
• − Depreciation: −$5,091
• Taxable income: $1,563
• Est. tax owed @ 24.0%: −$375
• After-tax cash flow: $3,876/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Trenton Public School District
• NCES district ID: 3416290
• Math proficiency: 2% ▼ -8.00%
• Reading proficiency: 16% ▼ -4.00%
• Median HH income: $35,078
• Composite: 7.31/100
• National rank: #9956
• State rank: #471 of 472 in NJ

Livability — Trenton

• Score: 76/100
• State rank: #133
• US rank: #3533

Category grades

Amenities A+ Commute A+ Cost of living B+ Crime F Employment F Housing A- Health & safety A+ User ratings C-

Schools grade is shown separately in the Schools card above.

Census & demographics

• Census place: Trenton, NJ
• County: Mercer County · 327,655 people
• City population: 177,819
• Metro: Trenton-Princeton, NJ
• Population (ZIP): 31,995
• Household income: $56,788
• Rent vs Own: 61.0% rent · 39.0% own
• Severe rent burden: 2147.0

Population outlook (Mercer County) Hauer SSP2

• Today (2025): 381,395 people
• By 2030: 384,640 · +0.9%
• By 2040: 391,431 · +2.6%
• By 2050: 397,845 · +4.3%
• By 2075: 417,281 · +9.4%
• By 2100: 420,327 · +10.2%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Diverse neighborhood (Simpson 0.56)
• Race & ethnicity: Hispanic / Latino 62% Black 20% Two or more races 18% White 14% Native American 4%
• Hispanic origin (detail): Mexican 2% Puerto Rican 12% Dominican 8%
• Common ancestry: Romanian 2% Swiss 1% Hispanic 1%
• Foreign-born: 37% · Canada, Jamaica, Guatemala
• Languages at home: 41% English-only · Spanish 57% French/Haitian/Cajun 2%

Political lean MEDSL · Mercer

• 2024 margin: Solid D (+33.9) · D 65.9% · R 32.0% · Other 2.1%
• 2008→2024 swing: -2.2pp toward R · 2008: 36.1pp · 2024: 33.9pp
• All cycles: 2024: D+33.9 2020: D+40.0 2016: D+36.2 2012: D+36.8 2008: D+36.1

Not yet ingested

• Civics: —

Market trends

• HPI YoY: ▼ -267.62%
• Current HPI: 276.5427
• Rent YoY: ▲ 4.71%
• Metro: Trenton-Princeton, NJ
• State GDP YoY: ▲ 2.05%
• F500 in state: 34

Industry mix (Fortune 500 HQ in NJ)

Industry	F500 HQs	Revenue
▸Consumer Goods	3	$31B
▸Pharmaceuticals	2	$153B
▸Technology	2	$21B
▸Insurance	2	$20B
▸Healthcare	2	$19B
▸Financial Services	1	$70B

Price history

+1358.3% since first listed

9 events — show timeline

• 2026-02-04 Listed $175,000 BRIGHT MLS
• 2025-12-31 Listing Removed — BRIGHT MLS
• 2025-10-02 Price Changed $199,900 BRIGHT MLS
• 2025-08-26 Listed $175,000 BRIGHT MLS
• 2024-05-23 Sold (Public Records) $80,000 Public Records
• 2024-04-23 Sold (MLS) $80,000 BRIGHT MLS
• 2024-01-17 Pending — BRIGHT MLS
• 2023-11-22 Listed $64,900 BRIGHT MLS
• 1995-11-20 Sold (Public Records) $12,000 Public Records

Property tax history

+1.5%/yr

Latest (2025): $1,914 · +1.5% YoY. Source: county tax records.